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File ID: 19332
Title: AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH
ATTACHMENT(S), AMENDING THE ZONING ATLAS OF ORDINANCE
NO. 13114, THE ZONING CODE OF THE CITY OF MIAMI, FLORIDA, AS
AMENDED, ("MIAMI 21 CODE") BY CHANGING THE ZONING
CLASSIFICATION FROM "T3-R," SUB -URBAN TRANSECT ZONE —
RESTRICTED, TO "Cl," CIVIC INSTITUTION TRANSECT ZONE, FOR
THE PROPERTY GENERALLY LOCATED AT 770 NORTHWEST 41
AVENUE, MIAMI, FLORIDA, AS MORE PARTICULARLY DESCRIBED IN
THE ATTACHED AND INCORPORATED EXHIBIT "A"; MAKING
FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING
FOR AN EFFECTIVE DATE.
LOCATION: Generally, 770 Northwest 41 Avenue
APPLICANT(S): James Reyes, City Manager, on behalf of the City of Miami
PURPOSE: A request to change the Zoning Atlas of one (1) parcel generally located at 770
Northwest 41 Avenue, from "T3-R," Sub -Urban Transect Zone - Restricted to "Cl," Civic
Institution Transect Zone.
FINDING(S):
PLANNING DEPARTMENT: Recommended approval.
PLANNING, ZONING AND APPEALS BOARD: On May 20, 2026, recommended approval, by a
vote of 7-2.
City of Miami File ID: 19332 (Revision:) Printed On: 8/13/2026
City of Miami
Legislation
Ordinance
Enactment Number:14482
City Hall
3500 Pan Ameican Drive
Miami, FL 33133
www.miamigov.com
File Number: 19332 Final Action Date: 7/23/2026
AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH
ATTACHMENT(S), AMENDING THE ZONING ATLAS OF ORDINANCE
NO. 13114, THE ZONING CODE OF THE CITY OF MIAMI, FLORIDA, AS
AMENDED, ("MIAMI 21 CODE") BY CHANGING THE ZONING
CLASSIFICATION FROM "T3-R," SUB -URBAN TRANSECT ZONE —
RESTRICTED, TO "CI," CIVIC INSTITUTION TRANSECT ZONE, FOR THE
PROPERTY GENERALLY LOCATED AT 770 NORTHWEST 41 AVENUE,
MIAMI, FLORIDA, AS MORE PARTICULARLY DESCRIBED IN THE
ATTACHED AND INCORPORATED EXHIBIT "A"; MAKING FINDINGS;
CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, the property generally located at 770 Northwest 41 Avenue, Miami, Florida,
as more particularly described in the attached and incorporated Exhibit "A," ("Property") is zoned
"T3-R," Sub -Urban Transect Zone — Restricted, on the Zoning Atlas of Ordinance No. 13114,
the Zoning Code of the City of Miami, Florida, as amended ("Miami 21 Code"); and
WHEREAS, James Reyes, City Manager, on behalf of the City of Miami, ("Applicant")
submitted a request to change the zoning classification of the Property from "T3-R," Sub -Urban
Transect Zone — Restricted, to "Cl," Civic Institution Transect Zone; and
WHEREAS, the Property is approximately 7,979 square feet (0.183 acres) of land; and
WHEREAS, the Property has a Future Land Use ("FLU") designation of "Single Family
Residential" on the Future Land Use Map ("FLUM") of the Miami Comprehensive Neighborhood
Plan ("MCNP"); and
WHEREAS, the request to change the zoning classification from "T3-R," Sub -Urban
Transect Zone — Restricted, to "Cl," Civic Institution Transect Zone, is not consistent with the
existing FLU of Single Family Residential; therefore, a concurrent FLUM amendment is required
and is pending simultaneous with this application; and
WHEREAS, the application to amend the FLUM of the MCNP under PZ-25-20077
would amend the FLU of the Property from "Single Family Residential" to "Major Institutional,
Public Facilities, Transportation and Utilities"; and
WHEREAS, this rezoning application is consistent with Article 7, Section 7.1.2.8.f.1(a) of
the Miami 21 Code in that the requested change in zoning classification from "T3-R," Sub -Urban
Transect Zone — Restricted, to "Cl," Civic Institution Transect Zone, meets the intent of Goal LU-
1 of the MCNP as it supports the facilitation of essential public services needed to maintain
adequate service levels in the surrounding, rapidly intensifying neighborhoods, thereby
sustaining public safety and quality of life; and
City of Miami File ID: 19332 (Revision:) Printed On: 8/13/2026
WHEREAS, this rezoning application is consistent with Article 7, Section 7.1.2.8.f.1(b) of
the Miami 21 Code as increased development and population in the area, as well as
advancements in firefighting and emergency response technology, created changing conditions;
and
WHEREAS, this rezoning application is consistent with Article 7, Section 7.1.2.8.f.2 of
the Miami 21 Code as the change complies with successional zoning and involves an extension
of an existing Transect boundary, improving the transition between Single -Family Uses and
nearby Commercial and higher -intensity corridors; and
WHEREAS, the Planning Department recommends approval of the change in zoning
classification of the Property from "T3-R," Sub -Urban Transect Zone — Restricted, to "Cl," Civic
Institution Transect Zone; and
WHEREAS, the Planning, Zoning and Appeals Board ("PZAB"), at its meeting on May
20, 2026, following an advertised public hearing, adopted Resolution No. PZAB-R-26-028 by a
vote of seven to two (7-2), Item No. PZAB.2, recommending approval of the change in zoning
classification of the Property; and
WHEREAS, due consideration has been given to the goals, objectives, and policies of
the MCNP, the Miami 21 Code, and all other City regulations; and
WHEREAS, due consideration has been given to the need and justification for the
proposed change, including changing and changed conditions that make the passage of the
proposed change necessary; and
WHEREAS, the proposed change maintains the goals of the Miami 21 Code to preserve
neighborhoods and provide transitions in intensity and building height; and
WHEREAS, based on the testimony and evidence presented, after due notice and an
opportunity to be heard has been afforded to all parties and members of the public, there is
competent substantial evidence in the record that the applicable requirements of the Miami 21
Code have been met;
NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY OF
MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Ordinance are
adopted by reference and incorporated as if fully set forth in this Section.
Section 2. The City Commission approves the request to amend the Zoning Atlas of the
Miami 21 Code by changing the zoning classification from "T3-R," Sub -Urban Transect Zone -
Restricted to "Cl," Civic Institution Transect Zone for the property generally located at 770
Northwest 41 Avenue, Miami, Florida, as more particularly described in the attached and
incorporated "Exhibit A".
Section 3. If any section, part of a section, paragraph, clause, phrase, or word of this
Ordinance is declared invalid, the remaining provisions of this Ordinance shall not be affected.
City of Miami File ID: 19332 (Revision:) Printed On: 8/13/2026
Section 4. This Ordinance shall become effective thirty-one (31) days after second
reading and adoption thereof, pursuant and subject to Section 163.3184(12), Florida Statutes
and Section 163.3187(5)(c), Florida Statutes.'
APPROVED AS TO FORM AND CORRECTNESS:
ge Wy j ng III, C y tor -y 6/15/2026
1 This Ordinance shall become effective as specified herein unless vetoed by the Mayor within ten (10)
days from the date it was passed and adopted. If the Mayor vetoes this Ordinance, it shall become
effective immediately upon override of the veto by the City Commission or upon the effective date stated
herein. whichever is later.
City of Miami File ID: 19332 (Revision:) Printed On: 8/13/2026